Sitting on land I bought for the long game and now everyone says build

Crossing over from land to vertical is a bigger jump than crossing over from renovation to vertical, and renovation to vertical is already brutal. On a gut rehab I'm managing scope creep inside an existing shell with known dimensions. On new construction you're managing a lender's draw schedule, a GC's schedule, and a lease-up all at once, and none of them forgive you.

The by-right 40 units is genuinely valuable though. By right means no discretionary hearing, which is the single biggest source of timeline risk. Plenty of merchant builders would rather buy your entitled site than fight a planning board for two years. That optionality is worth something whether you build or not.

Selling into strength assumes there's a bid. Right now the builders I talk to are not paying up for dirt because their own deals don't pencil, so the strength you'd be selling into may not exist at the price you have in your head. That's the trap with land: the value shows up in a pro forma before it shows up in a check.

If you want a middle path, a joint venture where you contribute the land for equity and someone else brings the development team is the standard structure. You keep upside, you don't learn draw management the hard way. You do give up control, and you need a lawyer who does JV waterfalls, because the promote language is where land partners get thin without ever seeing it happen.

What's the parcel size and is there sewer to the property line?